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Fix-and-Flip Loans
Fast Rehab Financing That Closes Before the Seller Walks Away.
INTRODUCTION
What is a fix-and-flip loan and how does ARV qualification work?
A fix-and-flip loan is short-term financing (6 to 24 months) for investors purchasing distressed properties for renovation and resale. Qualification is based on After Repair Value (ARV) — the projected market value of the property after renovation is complete. Lenders advance 85 to 90% of total project cost (purchase price plus renovation budget) and disburse renovation funds through a draw schedule tied to construction milestones. No personal income verification required.
In the fix-and-flip business, the deal does not wait for a slow lender. ATTOM Data reports that real estate investors completed 67,356 fix-and-flip transactions in Q4 2023 — the highest quarterly volume since 2006. Average gross profit per flip: $72,000. The investors closing those deals consistently share one characteristic: they have a lender who moves as fast as they do.
Access Financial closes fix-and-flip loans in 10 to 15 business days. The ARV appraisal is ordered the day you submit your deal. The draw schedule is structured before closing. Your loan officer is reachable by direct line — not through a queue.
ARV Example: Purchase $180,000 plus renovation $55,000 equals total project cost $235,000. After Repair Value: $320,000. At 70% LTARV: $224,000 loan. At 90% LTC: $211,500 loan. You bring the difference at closing and the lender funds the rest — including renovation draws.
HOW FIX-AND-FLIP LOANS WORK
Fix-and-Flip Loan Structure
ARV, Draw Schedule, and Timeline
| Fix-and-Flip Loan Feature | Overview |
|---|---|
| Short-Term Financing | Designed for property renovation and resale projects. |
| Renovation Funding | Funds are released as renovation work progresses. |
| Flexible Qualification | Simple approval process for eligible investors. |
| Interest-Only Payments | Lower payments during the renovation period. |
| Fast Closing | Quick funding to help you start your project sooner. |
THE FIX-AND-FLIP MARKET
67,356 Flips in One Quarter. $72,000 Average Profit. The Market Is Active.
ATTOM Data’s Q4 2023 Fix-and-Flip Report documented 67,356 transactions in a single quarter — the highest volume since 2006. Average gross profit was $72,000. Average gross ROI was 27.5%. The investors achieving these results are not getting approved in 30 to 45 days — they are working with lenders who close in 10 to 15 business days and have draw disbursement protocols that match construction schedules. Access Financial’s fix-and-flip program is built specifically for this deal velocity.
THE 3 QUESTIONS CONVENTIONAL BUYERS ASK MOST
Through a draw schedule tied to construction milestones — typically 5 to 6 phases from foundation to final completion. At each milestone, the contractor requests a draw. The lender sends an inspector to confirm the work is complete. Funds are released within 3 to 7 business days of draw approval. Access Financial structures draw schedules that align with your contractor’s cash flow requirements to avoid project delays.
Most programs prefer 1 to 2 completed flips. First-time investors may qualify with a lower LTARV (60 to 65% instead of 70 to 75%), a larger down payment, or an experienced co-borrower. Access Financial identifies which lenders in its panel have the most flexible experience requirements for new fix-and-flip investors.
Fix-and-flip loans through Access Financial are structured residential financing products with full underwriting, proper disclosure, and mortgage-level rates (typically 10 to 14% for the short term). Hard money loans carry similar rates but often involve less underwriting and higher origination fees. Access Financial’s fix-and-flip programs provide the speed of hard money with the transparency and structure of institutional lending.
The Deal Does Not Wait. Neither Does Access Financial.
67,356 fix-and-flip transactions closed in Q4 2023 alone. The investors who completed them had lenders who moved at deal speed. Access Financial closes fix-and-flip loans in 10 to 15 business days, orders the ARV appraisal the day you submit, and structures draw schedules that keep your contractor funded on time.
Frequently Asked Questions
Yes. Fix-and-flip loans cover both the purchase price and the renovation budget in a single loan closed at purchase. The loan is structured at purchase to fund both acquisition and renovation. The purchase funds are disbursed at closing. The renovation budget is held in a draw account and disbursed at construction milestones. No separate renovation loan or personal funds for the rehab are required — the single loan covers the full project.
Most programs require a minimum 620 credit score. Experience and project quality are weighted heavily alongside credit. Fix-and-flip programs are non-QM products where the quality of the deal — purchase price, renovation budget, ARV, and profit margin — carries significant weight alongside borrower credit. A strong deal with solid ARV math and an experienced investor can sometimes qualify at 600 to 620 credit when the deal metrics are compelling. Access Financial reviews the full profile — credit, experience, and deal quality — before recommending the strongest available program.